Condos for Sale in Beverly Hills | Buyers Guide

Beverly Hills Condo Market, HOA Fees, Best Buildings & Buying Guide
Update April 16, 2026

Local Knowledge. Local Resident. Local Realtor.

Not every agent selling condos in Beverly Hills actually lives here. I do — and I have since 1962.

I know these buildings from the inside: which ones are well-run, which have reserve problems, which ones are difficult to finance, and which ones quietly outperform the market year after year.

That’s what you’re getting when you work with me.

View current Beverly Hills condos for sale!

Listings updated daily. Market data current as of March 2026.

Beverly Hills Condo Market Update: What Buyers and Sellers Need to Know in 2026

The Beverly Hills condo market is sending mixed signals — and knowing how to read them matters.

• Median sold price: $1.7M–$2.3M, with luxury closings pushing higher
• Days on market: 63–75 days
• Months of supply: approximately 7–8 months
• Sale-to-list ratio: 94%–96%

The short version: buyers have leverage right now, especially on boutique buildings and listings that have been sitting. Sellers need precise pricing and full disclosure transparency.

I’ve been through every cycle in this market since 1979. This one rewards patience from buyers and precision from sellers.

Best Condo Buildings in Beverly Hills: What Local Knowledge Actually Looks Like

Not all condo buildings in Beverly Hills perform the same way.

Some are known for strong management, full-service amenities, and cleaner resale history. Others may look attractive on the surface but have weak reserves, deferred maintenance, or HOA issues that show up later.

Examples of recognized full-service and established Beverly Hills condo buildings include:

• IV Seasons North – 300 N. Swall Drive
• 211 S. Spalding Drive
• Select buildings along Palm Drive, Maple Drive, and Swall Drive

The point is not to buy a name. The point is to know which buildings are actually well-run.

That’s where local knowledge matters.

Full-Service vs. Boutique Condos in Beverly Hills: The Difference Is Bigger Than You Think

When you’re searching for condos for sale in Beverly Hills, the building matters as much as the unit.

Full-Service Condo Buildings

Full-service buildings usually offer:

• 24-hour doorman
• Concierge
• Valet parking
• On-site management
• Security monitoring
• Fitness room, pool, and maintained common areas

HOA fees typically run $1,500–$4,000+ per month, but that covers real operational accountability.

In a true full-service building, someone is at that desk at 2 a.m. Maintenance is handled professionally. Rules are enforced consistently. Reserve planning is usually stronger.

Boutique Condo Buildings

Boutique buildings — typically 6 to 20 units — offer:

• More privacy
• Quieter living
• Lower HOA fees
• Fewer moving parts

Typical HOA fees are often $500–$900/month.

When governance is strong and reserves are funded, boutique buildings can be excellent values. The risk is that one deferred repair can lead to a major special assessment for every owner.

Neither option is automatically better. The question is whether the building is run well.

Average HOA Fees for Beverly Hills Condos — and What They Actually Tell You

One of the most common questions buyers ask is about HOA fees — and rightly so.

Typical ranges:

• Boutique buildings: $500–$900/month
• Full-service buildings: $1,500–$4,000+/month

Higher HOA fees do not automatically mean a better building. Sometimes they reflect stronger staffing and services. Sometimes they reflect inefficiency.

The number alone means nothing unless you understand what the building is actually delivering and whether reserves are being properly funded.

See the questions to ask before buying a Beverly Hills condo →

Financing a Condo in Beverly Hills: What Lenders Look at Beyond the Buyer

When buying a condo in Beverly Hills, lenders are not just reviewing the buyer — they are reviewing the building.

That means looking at:

• HOA reserve levels
• Litigation history
• Owner-to-renter ratio
• Insurance coverage
• Special assessments
• Whether the building is warrantable for conventional financing

Some boutique buildings are excellent. Some are difficult to finance. Some full-service buildings sail through underwriting because the building itself is strong.

This is one of the biggest reasons buyers need building-level guidance before writing an offer.

Contact Marty to review a building before you make an offer!

Where Beverly Hills Condos Are Located: 90210, 90211, and 90212 Explained

Beverly Hills covers just 5.7 square miles, but condo inventory clusters in very distinct pockets.

90212 – South Beverly Hills

The highest concentration of full-service luxury condo buildings. Common corridors include Wilshire Boulevard, South Spalding, South Maple, and North Swall.

This is the most walkable condo pocket and the closest to Rodeo Drive and the Golden Triangle.

Typical price range: approximately $900K–$6M+

Explore South Beverly Hills condos and listings →

90211 – Mid Beverly Hills

A mix of boutique and select full-service buildings. This area often represents one of the better entry points into the Beverly Hills condo market in terms of value.

90210 – North of Santa Monica Boulevard

Smaller, quieter, more residential. Buyers looking for privacy and a more neighborhood feel tend to gravitate here.

Explore North Beverly Hills condos and listings →

What to Ask Before Buying a Condo in Beverly Hills — Before You Write an Offer

Buying a condo in Beverly Hills means buying into a building — not just a unit.

Before you go into contract, get answers to these questions:

• Are HOA reserves fully funded per the current reserve study?
• Are there pending or proposed special assessments?
• Has the building been in litigation in the past three years?
• What is the owner-to-renter ratio, and does it affect financing?
• Is the building warrantable for conventional financing?
• What are the pet, rental, and move-in/move-out policies?
• Who manages the building, and how long have they managed it?

I pull HOA documents and review them before my buyers make offers. For me, that’s standard practice — not an afterthought.

Ready to start your search? Let’s talk →

Beverly Hills vs. Los Angeles Condos: The Mansion Tax Difference Nobody Talks About

Beverly Hills is an independent city — not part of the City of Los Angeles.

That means Los Angeles’ Measure ULA transfer tax does not apply here.

On a $5.5M property inside Los Angeles city limits, that tax adds $220,000 at closing.

In Beverly Hills: zero.

If you’re comparing a Beverly Hills condo to properties in West Hollywood, Brentwood, or elsewhere within the City of Los Angeles, make sure you are comparing true net cost — not just list price.

Read more: Beverly Hills mansion tax exemption explained →

Why Beverly Hills Condos Hold Their Value: Safety, Schools, and Independence

People do not just buy a condo here because of the address. They buy because Beverly Hills offers real quality-of-life advantages.

Public Safety

The Beverly Hills Police Department is exceptionally well-funded and responsive relative to city size. The Fire Department and paramedic response are also a major reason many residents feel comfortable staying here long term.

Schools

Beverly Hills Unified is its own independent school district — not LAUSD.

Beverly Hills Unified School District →

For buyers with children, that matters. These are not throwaway marketing lines. They are part of why people buy here and stay here.

Beverly Hills Condo Transactions Represented by Marty Halfon

• 300 N Swall Dr #154 — IV Seasons North, full-service
• 460 N Palm Dr #105 — full-service building
• 450 S Maple Dr #505
• 450 S Maple Dr #404
• 211 S Spalding Dr #404 — full-service
• 155 S Elm Dr #102
• 9001 Dayton Way #A

These are the kinds of buildings and transactions that teach you where the real issues are — and where the real value is.

View Marty Halfon’s full transaction history →

Frequently Asked Questions: Condos for Sale in Beverly Hills

What is the price range for condos in Beverly Hills?
Roughly $700K for a one-bedroom in a boutique building up to $6M+ for a penthouse in a premier full-service building. The current median closed price is $1.7M–$2.3M.

Are Beverly Hills condos subject to the Los Angeles mansion tax?
No. Beverly Hills is independent of the City of Los Angeles, so Measure ULA does not apply.

How important are HOA reserves when buying or selling?
Critically important. Low reserves affect financing, trigger buyer objections, and can suppress sale price.

Do I have to disclose a proposed HOA assessment when selling?
Yes. Even if it has not yet been approved, it should be disclosed.

Can I rent out my Beverly Hills condo?
That depends on the building. Many full-service buildings restrict short-term rentals and may cap long-term leasing.

Why work with a local Beverly Hills agent?
Because Beverly Hills is a relationship-driven, building-specific market. I’ve lived here since 1962 and sold real estate here since 1979. I know which buildings have issues before buyers discover them the hard way.

Learn more about Marty Halfon →

Work With a Beverly Hills Condo Agent Who Has Known These Buildings for Decades

Anyone can open a door.

Not everyone can tell you:

• Which buildings are financially healthy
• Which HOAs are likely to become a problem
• Which listings are overpriced
• Which properties are real opportunities

That comes from time in the market.

Beverly Hills resident since 1962.
Real estate professional since 1979.

Ready to talk?

Call or text Marty Halfon

Rodeo Realty
Local Knowledge. Local Resident. Local Realtor.

Beverly Hills resident since 1962 | Real estate professional since 1979
DRE# 00669674 | 310-344-4465| [email protected]

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